reinventing kendall square for the 21st century · 4/10/2012 · reinventing kendall square for...
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Reinventing Kendall Square for the 21st Century Vision and Framework
PUBLIC MEETING APRIL 10, 2012
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Agenda • Vision • Framework • Discussion
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Values: Cambridge
Livability, community character, sustainability
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Values: Neighborhoods
Livability, community character, sustainability
Synergies between neighborhoods, dynamic economic center +
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Values: Innovation cluster
Livability, community character, sustainability
Synergies between neighborhoods, dynamic economic center
Innovation community
+
+
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Kendall Square vision: shaped around people A dynamic public realm connecting diverse choices for living, working, and playing inspires continued success of Cambridge’s sustainable, globally-significant innovation community
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FRAMEWORK: some core challenges • Accommodate growth • Transform into a mixed-use district • Expand the diversity of housing
options—graduate student, families, young professionals…
• Make the streets vibrant public places
• Balance need for large floorplates with urban design priorities
• Transform scattered public spaces into a connected, distinctive public realm
• Strengthen physical and social connections to surrounding neighborhoods.
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Create great places GUIDING PRINCIPLES
• Support park/recreation needs of a growing neighborhood
• Create lively, walkable streets • Expand opportunities for
Kendall’s diverse community to interact
• Development and public place improvements must happen in tandem
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Mix living, working and playing GUIDING PRINCIPLES • Leverage community and
innovation benefits of mixed-use environment
• Focus intensity around transit • Minimize development pressures
on traditional neighborhoods • Support city and state economic
development
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…balance uses for better synergy
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Promote environmental sustainability GUIDING PRINCIPLES • Expand convenient, affordable
access choices • Enhance streets as public places • Create a healthier natural
environment • Reduce resource consumption,
waste emissions • Leverage the environmental and
economic benefits of compact development
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An innovation community
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FRAMEWORK: Create great places
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Bring the core of Kendall to life…
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…with a continuum of diverse, dynamic places…
The public space network doubles, fostering community, vitality, innovation
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…forming a connected network
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…marked by signature public places
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…enlivened by active street level uses
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Create a community park at the Volpe site • Serve a variety of
activities and users • Connect to storytelling
promenades: Kendall’s history, sustainability
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Enhance Broad Canal as a place to experience the river • Celebrate unique
experience of nature, river
• Extend the views, experience with storytelling promenade along historic canal route
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Reinvent Kendall/MIT station plaza as a public forum • Experiential showcase and
laboratory for innovation • Multimodal access hub of
access, wayfinding, activity
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Enliven Point Park as Kendall Square’s public room • Kendall’s premier
outdoor living room, shaped by active edges
• Improved connections to all of Kendall Square
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Expanded, connected public realm • Condition development approval on public
place enhancements – Contribution to public place fund per
development review policy – Enhancements to impacted street edge
• Coordinated public/private infrastructure – Reconstruction Main-Third, Broadway, Binney,
Ames – Park network planning and design initiative – Other street and park investments
• Coordinated operations through public/private partnership – Programming – Public art – Maintenance
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Active ground floors: implementation • Condition development
approval on active grounds – Core area: Retail or public
educational/cultural use – City partnership in bringing
activity to vacant retail – Emerging areas: Convertible
to retail or public educational/cultural use
– Other streets: Housing with frequent front doors, stoops, gardens; Commercial uses with at least 50% transparent glazing
– Retail does not count toward FAR
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MIX OF USES AND BUILDING FORM: principles • Performance-based approach • At street scale:
• Frame streets as public outdoor rooms. • Create an appropriate pedestrian scale. • Relate new development to scale of context buildings.
• Above street scale (intermediate and tallest heights): • Accommodate significant additional research and housing
development intensity where infrastructure and mixed-use concentrations best support it.
• Leverage development value to support community benefits. • Produce variety of building height and massing to enhance
aesthetics and sense of place, preserve sky views & solar access
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Built form and use: summary Height range Priority uses Maximum lengths of
perpendicular facades* Potential floorplate (approx. sf)
250’ to 300’ Housing only 160’ x 65’** or 90’ x 90’**
10,400
200’ to 250’ 175’ x 175’** 30,600
120’ to 200’ 175’ x 175’ 30,600
85’ to 120’ 240’ x 175’ 42,000
Streetwall (ground to 85’)
Active uses required on ground floor in core areas; encouraged elsewhere
None Full block
*At least one major vertical break – a displacement of at least 8’ in depth, 16’ in width and 2/3 of building height – is required per 100’ of façade length. ** Subject to additional design guidelines addressing façade articulation
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Façade lengths: research/office
40 Landsdowne Street Floorplate approx. 27,500sf
Approx. 175’
App
rox.
120
’
Approx. 240’
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Built form and use: upper-floor connections • Encouraged for tenants needing larger
floorplates (i.e., 35,000-70,000sf) • Emphasize distinct appearance of buildings
through transparency, setback • Proposed guidelines:
– Within blocks • Set back at least 35’ from public street
façade • Façade at least 80% transparent • Provide ground level public passage at
selected locations – Over side streets/promenades
• Set back at least 35’ from public street • At least 35’ or two stories clearance
above ground • No more than 35’ wide and 2/3 of
building height (aggregate) • Space multiple connections apart by
double their greatest width • Façade at least 80% transparent
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Built form and use: upper-floor connections • Encouraged for tenants needing larger
floorplates (i.e., 35,000-70,000sf) • Emphasize distinct appearance of buildings
through transparency, setback • Proposed guidelines:
– Within blocks • Set back at least 35’ from public street
façade • Façade at least 80% transparent • Provide ground level public passage at
selected locations – Over side streets/promenades
• Set back at least 35’ from public street • At least 35’ or two stories clearance
above ground • No more than 35’ wide and 2/3 of
building height (aggregate) • Space multiple connections apart by
double their greatest width • Façade at least 80% transparent
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Preferred land use scenario
Housing: 2,000-2,500 units Office/research: 2.5-3 million sf Retail/active ground floor: 200-250,000sf
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implementation: mixed-use, retail Active ground floor uses required in core areas • Retail or
educational/cultural • Outside of core, retail
encouraged; alternatively, 50% transparency or regular residential front doors/stoops required
• Retail exempted from FAR count
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…housing Minimum amount of housing development required throughout study area in conjunction with research/office development • Begin housing development by
completion of 40% of associated office/research
• Complete housing by completion of 80% of associated office/research
• Inclusionary housing and incentive zoning policies apply
• Current development proposals include 500-600 housing units
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…community benefits Support for… • Parks/public spaces
(maintenance and programming)
• Workforce readiness programs and education
• Expanded transportation alternatives and demand management
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SUSTAINABILITY in K2: Land Use Planning
• Density
• Mixed use development • Green space/pervious
surfaces • Transit-Oriented
Development
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Sustainability in K2: Goals
• Build neighborhood with reduced environmental impacts
• Demonstrate leadership as sustainable, cost-efficient place to do business Deloitte report on green buildings: “More than 90 percent of respondents reported a greater ability to attract talent, and more than 80 percent reported greater employee retention (81 percent) or improved worker productivity (87 percent). Seventy-five percent saw improved employee health, and 73 percent reported operational cost reductions.” - CoStar Group Newsletter 2008
• Support community vitality
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Sustainability in K2: Building
• 80% of Cambridge greenhouse gas emissions come from building energy consumption in existing buildings
• Proposed land use vision increases built square footage potential by 3 million square feet
• Significant portion of future square footage likely to have high energy intensity
• Reducing consumption of non-renewable energy is a key strategy
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Sustainability in K2: Objectives • High building energy performance • Increased use of renewable energy and/or
district steam • Low reliance on automobiles; increased use
of alternative fuel vehicles • Mitigation of urban heat island • Reduced storm water runoff quantity and
improved water quality • Water conservation • Minimize waste generation • Make sustainability visible
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Sustainability in K2: Potential Strategies • BUILDINGS:
– Current: buildings must meet Silver level of the LEED green building rating system
– Several proposed requirements under discussion: • LEED Gold (focuses on construction) • LEED Existing Buildings Operations and
Management (focuses on building performance) • Energy Star Label (building in top 25% nationally
for energy use per square foot) • Energy performance to exceed national energy
energy code requirements
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Sustainability in K2: Potential Strategies
• BUILDINGS (cont’d): – District steam feasibility assessment – Analysis of how greenhouse gas emissions
could be reduced (per state Environmental Policy Act for large projects)
– Cool roofs (white/green); vegetated walls – On-site storm water retention/treatment – Green office programs (recycling,
purchasing, etc.)
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Sustainability in K2: Potential Strategies • STREETSCAPE/OPEN SPACE:
– Increase tree canopy coverage – Paving materials with high reflectance
• TRANSPORTATION:
– Employer-based programs that encourage sustainable modes
– Street design that encourage walking, biking and transit use
– Support for Hubway bikesharing program – Expansion of EV charging network – Increased use of alternative fuel vehicles (EV, biodiesel)
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Sustainability in K2: Next Steps • Zoning will incorporate sustainability measures:
– Green building requirements – Enhanced green transportation requirements – Stormwater management requirements
• Future option: creating a K2 EcoDistrict through a public-private partnership
Examples of EcoDistricts:
•Seattle 2030 District •FortZED in Fort Collins, CO •Dockside Green, Vancouver, CA •EcoCity Hamburg
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Policy # 22, Growth Policy Document Undertake reasonable measures to improve the functioning of the city’s street network, without increasing through capacity, to reduce congestion and noise and facilitate bus and other non-automobile circulation.
TRANSPORTATION: Current Policy is Working • Responsible growth
• Vehicle Trip Reduction Ordinance, Growth Policy • PTDM Program • Climate Action Plan
• Multi-modal approach • Ped/Bike Plan • Public Transportation/EZ Ride
Policy # 23, Growth Policy Document Encourage all reasonable forms of nonautomotive travel including, for example, making improvements to the city’s infrastructure to support bicycling and walking.
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Travel Trends in Cambridge • Auto ownership is declining
• Households without a vehicle grew from 28% to 32% from 2000 – 2008
• Bicycle growth is strong • 150% increase in observed bicycle counts from 2002 – 2010
• America’s most walkable city • Prevention Magazine, 2008, 2012
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Travel Trends in Cambridge
Mode Shifts from SOV Development vs. Traffic Growth • 4 mil. sq.ft. development growth
from 2000-2010 (37.6%)
• Daily Traffic Volumes remained consistent or been reduced
0
5000
10000
15000
20000
25000
Aver
age
Daily
Tra
ffic
Kendall Square Average Daily Traffic with Trend Lines
Broadway
Binney St.
Third St.
• SOV share reduced from 51% to 44%
• Public Transit grew from 21% to 27%
• Bike/Walk share now 18%
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• Critical Sums Analysis is a planning tool used to evaluate build-out scenarios
• Compares how different levels of build-out impacts specific intersections in general way
• Not a traffic engineering tool
• Same methodology used in prior planning studies:
– 2001 Citywide Rezoning – 2001 ECaPS – 2004 Concord-Alewife Plan
Overview of Critical Sums Analysis
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Intersections in Study Area
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Calculating New Trips
PERSON TRIPS
PEDESTRIAN
TRANSIT
BICYCLE
CAR
PERSON TRIP BY MODE
NEW DEVELOPMENT
CAR TRIPS
VEHICLE OCCUPANCY
RATE
ITE RATE AND ACS FACTOR
MODAL SPLIT
( )
( )
( )
SQUARE FEET BY LAND USE ( )
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New Development in 2030 – Daily Trips Enhanced TDM
30,000 30,300
9,100 7,600
-
5,000
10,000
15,000
20,000
25,000
30,000
35,000
Auto Transit Walk Bike
Total: 77,500 (approximate)
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• Indicates future intersection operations of the network acceptable
• Broadway and 3rd intersection will the the most constrained
• Future development projects subject to:
– Traffic study/traffic mitigation requirements in Zoning Ordinance
– PTDM Ordinance – Enhanced TDM
Conclusion
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Complete Streets Concept Multimodal improvements
Proposed Binney Street
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Priority Pedestrian and Bicycle Connections
Charles River
Neighborhood access through the Volpe block
River Connections
Pedestrian/Bike Connections
Pedestrian Nodes
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Main Street improvements: Ames to Wadsworth Streetscape as a living room • High quality experience for
pedestrians & cyclists • Artist designed bike racks • Enhanced transit
accommodation • New connection from Third St
to Main St
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Street Network
• Direct auto traffic to use the most appropriate routes within and around the study area roadway network
• Minimize additional traffic on neighborhood streets
• Manage vehicular traffic from future development
Avoid sending vehicle trips from new developments through Broadway/Third int.
Volpe • Access off both Binney and
Broadway • Binney -- right in, right out - no
break in median • Minimize impact on neighborhood
and Broadway/Third int.
• Coordinate role of the private streets with public streets to support the needs of the area
• Discourage cut through b/w Wadsworth and Ames
Support First St extension to O’Brien Hwy
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Current Kendall TDM Measures & Participation
• Cambridge’s PTDM program is a national best practice • Cambridge businesses & residences participate in many
TDM measures • High participation rates in nearly half of all available
programs • Low participation rates in some of the most effective TDM
measures (cost more to support)
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Proposed Enhanced TDM Mode Shares by Land Use
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Enhanced TDM: Priority Recommendations EMPLOYEES • Appropriate pricing of parking—market rate paid by employee • Transportation benefit paid to all employees for commute expenses
regardless of mode – or 100% transit subsidy – Future option: Universal Pass
• Free shuttle to Lechmere and North Station • Excellent bicycle parking and benefits
RESIDENTS • One free bus/subway pass for each adult member of household upon
move-in • Car-share parking space • Pay annual car-share membership fee for car-free residents
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Off-Street Parking: Proposed Approach
AUTO PARKING MIN. BIKE PARKING Use Minimum Maximum
R&D
Based on analysis
0.8 sp/KSF
10% of person trips
Office 0.9 sp/KSF
Retail /consumer svc 0.5 sp/KSF
Residential 0.5 sp/d.unit 0.75 sp/d.unit 2 sp/d.unit
Optimize off-street parking to match parking needs of new development based on the Enhanced TDM Scenario • Defined parking maximums for all uses • Flexible minimum parking based on analysis and as approved by Planning
Board • Shared Parking Provision
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Shared Parking: Proposed Approach
For Mixed Use Developments: Require shared parking when peak daytime use is matched with peak nighttime use, such as Office/R&D with Residential
Use Night Day
Residential 100% 60%
Office/R&D 10% 100%
Retail/Commercial Require a shared parking study Restaurant
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Transit Growth - Trends KENDALL STATION Daily Boardings: • 13,975 (7.3% of Red Line total) • 4th busiest on Red Line Current Hourly Peak Capacity: • 2,650 seated/7,000 policy • Unused Capacity AM Peak: 1,450 p/h • Unused Capacity PM Peak: 2,800 p/h
Source: MBTA Ridership Statistics, 2010, CTPS MBTA Blue Book 2010 ed13
0 200 400 600 800
1000 1200
to Alewife
Seats + Standing
Seats
Brai
ntre
e
TRENDS • MBTA Ridership hitting Record Highs • EZ Ride ridership growing 4% per year
since 2002 • Red Line Ridership forecasted to almost • double by 2030 Source: Urban Ring
RDEIR, 2008 • MBTA raises fares and cuts service, • starting July 1
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Key Issues/Questions - Transit Barriers to expanded Kendall transit are SYSTEMWIDE • Overall frequency • Central subway
congestion • Additional station
access (parking, bicycle facilities)
• Expanded public transportation coverage
• Span of Service
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0
10
20
30
40
50
Kendall Square Lechmere Central Square Sullivan Square
Existing Conditions: Bus Kendall has the least bus service/capacity of nearby MBTA Transit Hubs
768 Rush Hour Capacity
1,509 Rush Hour Capacity 1,008
Rush Hour Capacity
2,434 Rush Hour Capacity
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PTDM Review - Top Towns
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Sullivan – KENDALL - Longwood Transit improvements in this corridor offer greatest Kendall benefit Covers Areas of high demand and poor direct transit access
>Newton, Brookline, Watertown, Waltham >Sullivan Square North towns
Potential Capacity – 1,920 peak hour trips
>Assumes 5 min headway (each direction)
Connection to Research Hub
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Extend Current Buses to Kendall From Central/Lechmere/Sullivan
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EZ Ride Improvements Extend Kendall Connectivity Quickly EZ Ride Improvements can be
controlled & more easily implemented
Enhanced Frequency Continually Improve Connection -Lechmere to Kendall Provide Off-Peak Connections >Lechmere >North Station Express Service or Direct Routing -Reduces Travel Time Possible Connections? >Haymarket >Sullivan/Community College >Kenmore Expanded Membership/Funding
-Greater employer contribution
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Integrating Transit with All Modes
11% of riders
Promoting combination trips • Bike sharing from nearby Centers
– North Station – Haymarket – Sullivan – Bowdoin
• Expanded bike parking at Alewife • Pedestrian connections
– North Station – Community College – Central – Charles MGH
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Summary Analysis – Transit Expansion
Major Investments with Maximum KENDALL benefits • Sullivan/KENDALL/LMA portion of Urban Ring • Transit Bridge to Sullivan • Charles River Crossing
Importance of Adjacent Connections >Lechmere >North Station >Sullivan >Community College/North Point >Haymarket >Central
Kendall Square should be a significant Transit Center • Extend Buses from Lechmere, Central, Sullivan
EZ Ride Expansion • Provide additional coverage AND frequency • Significantly expand membership/funding
Advocate for continued MBTA systemwide expansion
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From innovation in isolation…
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…to innovation through collaboration
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…to innovation through collaboration
2000 new residents
3000 new workers
50,000SF of new retail
New “square” in Kendall Square
2-2.5 million new SF
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DISCUSSION